Alterations and extension to dwelling (Amendments to PA 11/01281/B)
Site Address:
7 Taubman Street Ramsey Isle Of Man IM8 1DH
Case Officer:
Miss Melissa McKnight
Photo Taken:
29.08.2012
Site Visit:
29.08.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of 7 Taubman Street, a mid terraced property sited on the northern side of Taubman Street, Ramsey. Taubman Street has a one way system travelling west to east linking Albert Road with Christian Street.
The existing dwelling is finished in a painted render and has a pitched roof finished in slates and uPVC framed windows throughout. To the front of the property is a garden area bounded by a concrete wall to the adjoining pathway and highway. To the rear of the property is a parking area for two vehicles bounded by a high wall and access gate to a rear lane.
Taubman Street is characterised by a uniform design of terraced dwelling with the properties on the northern side having porches and properties on the southern side all having bay windows with no porches. 8, 10 and 12 Taubman Street are the only three storey dwellings on Taubman Street. All properties have rear outriggers.
The Proposal
The planning application seeks approval for the alterations and extension to the existing dwelling.
Proposed is the erection of a part single and part two storey extension at the rear of the dwelling. The proposed two storey extension section measures metres and would have a maximum height of 5.9 metres. The proposed single storey extension would lead from the proposed kitchen extension and measures metres and would have an overall height of 3.2 metres.
Both proposed extensions would have a lean-to roof and be finished in all materials to match that of the main dwellinghouse.
Planning History
The application site has been the subject of one previous planning applications that was approved which is considered specifically material the assessment of this planning application:
PA 11/01281/B: Alterations and erection of an extension to dwelling.
Planning Policy
In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Ramsey Local Plan Order 1998. Map No. 2 (South). There are no policies within the written statement that accompanies the Local Plan that are considered specifically material to the assessment of this planning application.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:
General Policy 2 states:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."
Paragraph 8.12.1 states:
"As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
Representations
The Highways Division has no objections to the current planning application.
Assessment
This current planning application comprises amendments to previously approved PA 11/01281/B. The amendment includes an additional single storey kitchen extension with a lean-to roof leading from the proposed two storey kitchen and bathroom extension. The
proposed development would infill between the existing outrigger and the side boundary which is shared with the neighbouring property 9 Taubman Street.
The proposed two storey extension approved under PA 11/01281/B was determined to be acceptable and was not considered to cause overlooking and loss of privacy to No. 9 Taubman Street. It is therefore it is imperative to determine if the proposed single storey extension would cause any adverse impact on the residential amenity, existing dwelling and surrounding area.
The proposed single storey extension element of the proposal would be visible from No. 5 and No. 7 Taubman Street. However this will only be a partially be visible and is therefore not to cause any undue impact to the enjoyment of the local residents.
The proposed extension would not compromise any private amenity space to the application site and for that reason the proposal is deemed to respect the main dwellinghouse in terms of siting, layout, scale, form, design and landscaping of buildings and the spaces around.
Given the position of the proposal at the rear of the extension, it is not considered to have an adverse impact on the visual amenities of the locality given that would two storey extension overlook onto a rear access lane used for car parking and bin refuse and the single storey extension would only partially be visible. As mentioned earlier, many of the properties along Taubman Street have outriggers at the rear. It is considered that the proposed extension would be in keeping with the street scene and would have a minimal impact on the character and appearance of the area.
Overall it is concluded that the planning application accords to the provisions of General Policy 2 and paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be permitted.
Party Status
The local authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 17.09.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval for the alterations and extension to dwelling relates to DRAWING NUMBER SM11/256/3 and SM11/256/4/A all date stamped 10th August 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 18.9.12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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